D.C. Landlord Laws

In general, the District of Columbia is considered one of the most tenant-friendly jurisdictions in the United States. With strong rent control policies, detailed housing code enforcement, and more tenant-friendly laws, operating as a landlord in D.C. requires close attention to compliance at every stage of the rental process.

Despite these challenges, D.C.’s strong housing demand and relatively high rental rates continue to attract investors. However, landlords in D.C. must fully understand and comply with a complex framework of rental regulations, which exist at both the local and federal levels. These laws cover everything from rent control and written lease agreements to habitability standards, rent increases, and eviction procedures.

The laws governing landlord-tenant relationships in D.C. are found in the District of Columbia Official Code, Title 42 (Real Property), along with the D.C. Municipal Regulations (Title 14). That said, laws are subject to change, and this article is not exhaustive. We'll focus on the most important regulations landlords should know in D.C. code SS 42, but keep in mind that additional rules may apply based on the neighborhood or type of housing. If you’re unsure about a specific issue or dispute, consult a qualified D.C. real estate attorney or the Office of the Tenant Advocate for guidance.

Disclaimer: Innago does not provide legal advice. The content and materials provided in this article are for general informational purposes only and many not be the most up-to-date information.

NEW! 2025 D.C. Rental Laws

The following new rental laws passed in Michigan in recent years:

• Limits on fees and stronger rent and eviction rules (D.C. Law 25-65): Effective November 28, 2023, this act increased the rent increase notice period from 30 to 60 days, limited application fees to one per housing provider within a 30-day period, prohibited holding deposits from voucher holders, and barred landlords from charging tenants for standard maintenance or cleaning unless damages exceed normal wear and tear. It also prevents landlords from filing for eviction unless at least $600 in unpaid rent is owed.

D.C. Quick Facts

Rights and Responsibilities of D.C. Landlords and Tenants

D.C. landlords and tenants are both granted rights and responsibilities under local housing law. For example, landlords must provide safe, habitable housing, and tenants must pay rent on time. In return, landlords have the right to receive fair compensation and to enforce lease terms, while tenants have the right to privacy, fair treatment, and livable conditions. While most expectations are defined in the lease agreement, all terms must comply with the D.C. Municipal Regulations (DCMR) and the Rental Housing Act of 1985.

Below is an overview of the rights and responsibilities of landlords and tenants in D.C.

D.C. landlords have the right to:

• Collect rent as specified in the lease agreement.
• Require a security deposit up to one month’s rent and make lawful deductions.
• Enter the rental unit for repairs, inspections, or showings with 48 hours’ notice.
• Screen tenants using lawful criteria, as long as the process complies with fair housing laws.
• Initiate eviction proceedings through the court for nonpayment of rent, lease violations, or illegal activity.
• Set lease conditions (e.g., pets, guests) as long as they comply with local and federal housing laws.

D.C. landlords are responsible for:

• Maintaining the unit in a habitable condition, including working plumbing, heat, electricity, and pest control.
• Complying with the Rent Stabilization Program, if applicable.
• Returning security deposits within 45 days of move-out, with an itemized deduction list if any amount is withheld.
• Providing tenants with required disclosures, including information about lead-based paint and rent control status.
• Following local procedures for rent increases, including providing 60 days’ written notice.
• Avoiding retaliation against tenants who report violations or assert their legal rights.

D.C. tenants have the right to:

• Live safely in a sanitary and code-compliant housing.
• Receive reasonable notice before rent increases, lease terminations, or entry by the landlord.
• Take legal action if the landlord violates housing codes or engages in harassment or discrimination.
• Challenge unlawful rent increases or withhold rent in certain cases where essential services are not provided (with court approval).
• Request reasonable accommodations if they have a disability, per the Fair Housing Act.

D.C. tenants are responsible for:

• Paying rent in full and on time.
• Notifying the landlord of needed repairs or safety issues.
• Keeping the unit clean and avoiding damage beyond normal wear and tear.
• Abiding by lease terms regarding guests, noise, and property use.
• Providing proper tenant notice before moving out or terminating a lease.
• Complying with local health, fire, and housing codes as occupants.

D.C. Required Disclosures

Required disclosures are details that D.C. landlords must provide to tenants before or at the start of a lease agreement. These disclosures are designed to protect tenant rights and promote transparency about property conditions, rental regulations, and landlord and tenant responsibilities.

Below are the most important required disclosures in the District of Columbia.

• Lead-based paint (Title X, Section 1018). Landlords in all 50 states must include information about lead-based paint hazards in the rental agreements for most properties built before 1978. Sellers and landlords must distribute an EPA-approved information pamphlet called “Protect Your Family from Lead in Your Home” and disclose any known lead hazards in the property. These obligations were established by Section 1018 of the Residential Lead-Based Paint Hazard Reduction Act of 1992.
• Pending Petitions (D.C. Code § 42-3502.22(b)(1)(B)). The landlord must disclose if a pending petition is filed by the tenant or housing provider that could affect the rental unit, such as petitions for further rent increases during the year.
• Surcharges (D.C. Code § 42-3502.22(b)(1)(C)). If there are any surcharges on rent for the rental unit, including capital improvement surcharges, the landlord must disclose these with their expiration dates.
• Rent Increases (D.C. Code § 42-3502.22(b)(1)(D), 42-3502.22(b)(1)(G)). Landlords must disclose the frequency with which any rent increases for the unit may be implemented. Additionally, landlords must provide tenants with a pamphlet published by the Rent Administrator that explains the laws and regulations governing rent increases in lay terminology.
• Rent Control Status (D.C. Code § 42-3502.22(b)(1)(E)). Landlords must disclose to tenants the rent-controlled or exempt status of the rental unit, its business license, and a copy of the registration or exemption claim.
• Code Violations (D.C. Code § 42-3502.22(b)(1)(F)). Landlords must provide tenants with copies of all housing and property maintenance code violation reports issued by the Department of Buildings for the unit within the last 12 months. Reports for violations more than 12 months ago that have not been abated must be included as well.
• Nonrefundable Fees (D.C. Code § 42-3502.22(b)(1)(H)). Landlords must disclose the amount of any nonrefundable application fees. This includes the amount of the security deposit, the interest rate on it, and how it will be returned.
• Housing Accommodation Conversion (D.C. Code § 42-3502.22(b)(1)(I)). If the housing accommodation is in the process of being converted to a condominium, cooperative, or other non-housing use, the landlord must disclose this fact.
• Ownership information (D.C. Code § 42-3502.22(b)(1)(J)). Landlords must disclose ownership information required by D.C. Code § 42-3502.05(f).
• Mold (D.C. Code § 42-3502.22(b)(1)(K)). Landlords must disclose any information known about the presence of mold contamination in the rental unit or common areas in the past three years, unless the mold has been remediated by a certified and licensed professional.
• Tenant Bill of Rights (D.C. Code § 42-3502.22(b)(1)(L)). Landlords must provide a copy of the Tenant Bill of Rights published by the Office of the Tenant Advocate.
• Voter Registration Packet (D.C. Code § 42-3502.22(b)(1)(L)). This pamphlet published by the Rent Administrator should also include a voter registration packet developed by the District of Columbia Board of Elections.
• Security Deposit Receipt (14 DCMR § 306). According to DC security deposit laws, landlords must provide a receipt for all security deposits, unless the payment is made via personal check stating the purpose. The receipt should include the amount of the deposit, the date received, and the purpose of the payment.

Additional Reading: District of Columbia Residential Lease Agreement

D.C. Rent and Fee Laws

Landlords and tenants in the District of Columbia must follow specific rules regarding rent payments, fees, and tenant remedies. While some aspects, like rent due dates, may be defined in the lease agreement, others such as rent control and fee limits are regulated under the District’s rental laws. Understanding these policies is essential for ensuring compliance and protecting tenant rights. Below is an overview of key rent and fee regulations in D.C. housing law.

Rent Payments

• Due Date: There is no statute in D.C. specifying when rent should be due. However, it is typically due on the first of each month if not specified in the lease agreement.
• Rent Increases: The District of Columbia has a statewide rent control program called the Rent Stabilization Program. This program was established by the Rental Housing Act of 1985. It requires rental units to be registered as either subject to rent control or exempt (common exemptions include rental units that are Federally or District-subsidized, built after 1975, or owned by a person with fewer than four units) (D.C. Code § 42-3501.01, 42-3502).
• Grace Period: 5 days (D.C. Code § 42-3505.31(b)(2)).

Fees

• Application Fee Limit: $50 (42-3505.10(b)(1)).
• Late Fees: 5% of the amount due (D.C. Code § 42-3505.31(a)). Landlords may not charge interest on a late fee, deduct a late fee from a subsequent rent payment, impose a late fee more than once for one late payment, or evict a tenant based on the nonpayment of a late fee (D.C. Code § 42-3505.31(c)).
• NSF/Bounced Check Fee Maximum: There is no statute in D.C. specifying the service fee the landlord may charge if the tenant’s rent check bounces.

Tenant Remedies

• Withholding Rent/Repair and Deduct: D.C. has no statute that explicitly gives tenants the right to repair and deduct if the landlord does not make necessary repairs. However, it is implied that tenants may withhold rent, as action against a tenant for doing so is considered retaliatory (DMCR § 14-4303.3).

D.C. Security Deposit Laws

Nearly every state has specific laws governing how landlords handle security deposits, and the District of Columbia does too. These rules cover important issues such as how much a landlord can charge, whether interest must be paid to the tenant, how quickly the deposit must be returned after the lease ends, and under what circumstances a landlord can legally withhold funds. Below are some of D.C.'s security deposit regulations.

• Deposit Limit: 1 month’s rent (14 DCMR § 308.2).
• Interest: Landlords are required to pay interest on security deposits. Deposits should earn the banking institution’s interest rate as of January 1 (for the first six months) and July 1 (for the next six months). At the end of the year, the landlord must post a notice in their lobby or leasing office specifying where the deposit is held and the interest rates applied throughout the year. This interest must be returned to the tenant upon termination of the tenancy (14 DCMR § 311.1).
• Return Within: 45 days (14 DMCR § 309.1).
• Deposit Location: Landlords in D.C. must keep security deposits in a separate interest-bearing escrow account at a financial institution in the District of Columbia insured by a federal or state agency (14 DCMR § 308.3). Funds collected must be deposited in the escrow account within 30 days of receipt (14 DCMR § 308.4).
• Withholding: Landlords in D.C. may withhold funds from the security deposit for the cost of any expenses provided for in the lease agreement (14 DMCR § 309.1). Landlords are not permitted to withhold funds for the replacement value of furniture or other items that have undergone ordinary wear and tear (D.C. Code § 42-3502.17(c)(1)).

D.C. Tenant Screening and Fair Housing Protections

What actions are considered housing discrimination?

Tenants in the District of Columbia are protected against housing discrimination under both federal and local law. The Federal Fair Housing Act (Title 24 USC § 3601–3607) makes it illegal for landlords to discriminate against individuals in any aspect of housing, including:

• Accepting or denying tenant applications Screening or selecting tenants
• Advertising and marketing rental properties
• Setting or increasing rent amounts
• Applying rent discounts or credits
• Performing maintenance and repairs
• Enforcing lease terms or initiating eviction proceedings
• etc.

What are the protected classes in D.C.?

In addition to the seven federally protected classes under the Fair Housing Act:

• Race
• Color
• Religion
• Sex
• National origin
• Familial status
• Disability

The District of Columbia Human Rights Act (D.C. Code § 2–1402.21) expands protections to include several additional classes. D.C. landlords may not discriminate against prospective or current tenants based on:

• Age
• Marital status
• Personal appearance
• Sexual orientation
• Gender identity/expression
• Family responsibilities
• Pregnancy
• Matriculation
• Political affiliation
• Source of income
• Sealed eviction record
• Status as a victim of an intrafamily offense
• Place of residence or business
• Homeless status
• Genetic information

These broad protections make D.C. one of the most tenant-protective jurisdictions in the country. Landlords must ensure that all tenant screening practices and leasing decisions comply with these rules.

Use of Rental Applications

Before requesting any rental application, landlords must first provide written notice to all prospective tenants of the types of information the landlord will use to conduct tenant screening. This notice should list any specific criteria that will result in automatic denial and other criteria that could result in denial (D.C. Code § 42-3505.10(a)(1-4)). Landlords must also inform prospective tenants in writing of the approximate number of units available, the number of days it will take to respond to the application, and the tenant’s right to dispute any inaccurate information (D.C. Code § 42-3505.10(a)(6-8)).

If a landlord fails to conduct a tenant screening report of a prospective applicant, they must refund the application fee within 14 days (D.C. Code § 42-3505.10(c)). Additionally, if a landlord denies an applicant, they must provide a written notice including the grounds for the denial, a copy of any third-party information (credit reports, etc.), and statements that the renter has the right to dispute the accuracy of the information or file a complaint with the Office of Human Rights (D.C. Code § 42-3505.10(f)).

Use of Credit Reports

If a landlord in D.C. uses a credit or consumer report, they must disclose the name and contact information of the reporting agency as well as a statement of the tenant’s right to obtain a free copy of the report if they are denied (D.C. Code § 42-3505.10(a)(5)). Landlords may not reject applicants solely based on credit score or lack thereof. However, landlords can use information within a credit report so long as it is directly relevant to the applicant’s fitness as a tenant (D.C. Code § 42-3505.10(e)(1)). D.C. landlords are subject to the federal Fair Credit Reporting Act (FCRA) (15 USC § 1681), which outlines the responsibilities of landlords to protect tenant credit information. According to the Act, landlords may not share tenant credit information with anyone without a legal reason to view it. They must also investigate disputed information, dispose of credit reports after use in tenant screening, and notify applicants when their credit score or history was the reason for their denial.

Use of Criminal Histories

Criminal background checks may be used during tenant screening in D.C., with restrictions. Landlords may not inquire about or consider a previous arrest if the arrest did not result in conviction (D.C. Code § 42-3541.02(a)). Landlords may not inquire about a pending criminal accusation or conviction before making a conditional offer (D.C. Code § 42-3541.02(b)(1)). After the conditional offer, landlords may only consider pending criminal accusations or convictions that occurred within the past seven years and that are one of several crimes listed in D.C. Code § 42-3541.02(d).

Before accepting an application fee, landlords must provide a written statement disclosing the eligibility criteria (criminal and otherwise) and a statement that the applicant may provide evidence suggesting inaccuracies in their criminal record (D.C. Code § 42-3541.02(c)(1)). D.C. landlords should follow HUD recommendations for using criminal background checks fairly. This includes avoiding blanket policies for denying applicants with criminal convictions, assessing applicants and their criminal histories on a case-by-case basis, and only denying an applicant when they demonstrate a risk to the safety of other residents or the property.

Use of Eviction Histories

Landlords in D.C. may not ask about, require prospective tenants to reveal, or base an adverse action on a previous eviction lawsuit if the tenant won the judgment or if it was filed more than three years prior (D.C. Code § 42-3505.10(d)).

D.C. Landlord Entry Laws

Landlords in the District of Columbia are allowed to enter a rental unit under certain conditions, but they must follow strict rules to protect the tenant’s right to privacy. These rules outline how much notice must be given, what times entry is permitted, and when emergency access is allowed. Below are the main landlord entry regulations in D.C.

• Advanced Notice: 48 hours’ (D.C. Code § 42-3505.51).
• Permitted Times: D.C. landlords may only enter at reasonable times. A “reasonable time” means between 9:00 a.m. and 5:00 p.m., and not on a Sunday or federal holiday. Acceptable reasons for entry include inspections, repairs, decorations, alterations, renovations, improvements, services, showings, government-ordered work, or duty to keep the property safe from damage (D.C. Code § 42-3505.51(a)(2-3))).
• Emergency Entry: In case of an emergency, the landlord may enter without advance notice or consent (D.C. Code § 42-3505.51(b)(1)).

D.C. Eviction Notices

Evictions are complex legal processes often poorly understood by both parties. Before pursuing eviction in Washington D.C., consider hiring an experienced real estate attorney and be sure to review the D.C. eviction process in more detail.

If you pursue eviction in the District of Columbia, the process begins with serving a formal, written notice to the tenant. D.C. law recognizes several types of eviction notices, each tailored to a specific reason for termination:

• Rent Demand Notice: 30 days to pay or quit. A landlord can only begin an eviction with this notice if the amount of rent due is at least $600 (D.C. Code § 42-3505.01(a-1)(1)).
• Notice for Lease Violation: 30 days to cure or quit (D.C. Code § 42-3505.01(b)).
• Unconditional Notice to Quit: 30 days to quit. According to the DC eviction process, this notice applies when a court has determined that the tenant has performed an illegal act in the rental unit (D.C. Code § 42-3505.01(c)).

Additional Reading: District of Columbia Eviction Process and Laws [2025]

D.C. Squatter’s Rights

Squatters are individuals who occupy a property without the permission of the owner. In the District of Columbia, removing a squatter typically requires going through the full legal eviction process. D.C. does not allow landlords to use “self-help” tactics such as changing the locks, removing belongings, or shutting off utilities to force someone out, even if they never had a lease. Doing so could expose the landlord to legal penalties.

To remove a squatter in D.C., property owners must serve proper notice and file for eviction through the courts. Squatters who remain on the property after a legal notice period may be treated as unlawful occupants and subject to court-ordered removal. Additionally, a squatter may attempt to claim ownership of a property through adverse possession. In D.C., a squatter must meet strict legal requirements, including openly occupying the property continuously for 15 years, before such a claim can be considered valid (D.C. Code § 16–1113).

Landlords dealing with potential squatter situations should consult with a qualified attorney and avoid any actions that could be considered unlawful eviction.

Additional Reading: District of Columbia Squatter's Rights & Adverse Possession Laws [2025]

Other Laws and Facts about D.C.

• The current average rent price in D.C. is $2,543 per month, according to Zillow.
• According to Zumper, rent rates in D.C. have increased by 4% compared to last year.
• Washington, D.C. is one of the only places in the U.S. with a citywide rent control program that dates all the way back to the 1980s. Still, over 40% of rental units are exempt either because they were built after 1975, are federally subsidized, or are owned by small landlords.

Conclusion

Operating as a landlord in the District of Columbia requires navigating a complex array of tenant-friendly regulations, including strong rent control policies and detailed housing code enforcement. While these challenges require diligence in compliance, the region's high demand for housing and substantial rental rates continue to make it an attractive market for investors. Understanding and adhering to both local and federal laws—covering everything from security deposits and tenant screening to eviction processes—are essential for successful property management in D.C. By prioritizing compliance and tenants rights, landlords can foster positive relationships and effectively manage their properties in this competitive environment.

FAQs

What are the key landlord responsibilities in D.C.?

Landlords in D.C. are required to maintain safe and habitable housing conditions, comply with rent control laws, and provide necessary disclosures such as lead-based paint information. They must also return security deposits within 45 days, with an itemized deduction list if applicable.

What are the rules regarding rent increases?

Rent increases in D.C. are subject to the Rent Stabilization Program. Landlords must provide 60 days’ written notice before implementing a rent increase. Certain exemptions apply based on property type and ownership.

How are tenant rights protected in D.C.?

Tenants in D.C. are protected by a comprehensive set of laws and regulations. They have the right to be notified before rent increases or lease terminations, and to request reasonable accommodations for disabilities. Legal action is permitted if landlords violate housing codes.

Can landlords charge late fees?

Yes, but late fees cannot exceed 5% of the due rent amount. Landlords cannot charge interest on late fees, deduct them from future payments, or evict tenants based on unpaid late fees.

What disclosures must landlords provide in D.C.?

Landlords in D.C. must provide various required disclosures, including information about lead-based paint, rent control status, and any code violations in the past 12 months. They must also offer a Tenant Bill of Rights and voter registration packet.

How much can be charged for a security deposit in D.C.?

Security deposits in D.C. are limited to one month’s rent. These deposits must be placed in a separate interest-bearing escrow account and returned within 45 days after tenancy termination.

What are the entry laws for landlords in D.C.?

Landlords must provide 48 hours’ notice before entering a rental unit for inspections, repairs, or showings, except in emergencies. Entry is only permitted between 9:00 a.m. and 5:00 p.m., avoiding Sundays and federal holidays.

How can landlords handle squatters in D.C.?

Squatter removal requires going through the formal eviction process. D.C. prohibits self-help tactics such as changing locks or disconnecting utilities to remove squatters.

Free Downloads

1. District of Columbia Residential Lease Agreement Template
2. District of Columbia Quitclaim Deed
3. District of Columbia Lead Disclosure Form
4. District of Columbia BBL Inspection Consent Form
5. District of Columbia Standard Residential Lease Agreement

Resources

1. District of Columbia Eviction Process and Laws [2025]
2. Office of the Tenant Advocate
3. D.C. Landlord-Tenant Court Forms
4. District of Columbia Housing Market Trends & Forecast
5. Real Estate Terms & Definitions